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Planning Commission unanimously backs zoning updates to implement Alex West plan
Summary
The commission voted 7–0 to initiate and recommend to City Council zoning text amendments and updates to CDD 21 to align the coordinated development district with the December 2024 Alex West Small Area Plan, while directing staff and applicants to resolve open‑space implementation notes before council.
The Alexandria Planning Commission on March 4 unanimously initiated and recommended approval of a package of zoning text amendments designed to translate the Alex West Small Area Plan into CDD 21 rules and conditions.
Maggie Cooper of the Planning and Zoning Department summarized the proposal: replace Beauregard plan references with Alex West materials, update open‑space requirements and infrastructure conditions, streamline redundant conditions (green building, public art, affordable housing) and clarify interpretations of base residential density. "Staff is recommending approval," Cooper said.
The presentation focused on changes to how public and private open space will be counted and a new 25 percent open‑space requirement for development parcels. Commissioners probed how the 25 percent requirement interacts with larger public open‑space assemblies in the plan and what criteria staff will use when applicants request modifications. Vice Chair Stephen Koenig asked for clarification about modification criteria; staff reiterated that modifications require findings that the design delivers good site development, compensating features, and no detriment to neighboring properties.
Developers and attorneys representing major property owners — including Morgan Properties and the Southern Towers ownership — praised the streamlined language but asked staff to work with applicants on implementation details for certain parcels (notably the 1900 North Beauregard project and Upland Park) to avoid repetitive modification requests. Morgan Properties’ attorney Matthew Allman suggested considering public open‑space contributions as part of the 25 percent calculation to reduce the need for repeated modifications; staff and commissioners agreed to work on targeted language prior to council.
Vice Chair Koenig moved to initiate the zoning text amendment and later moved to recommend approval. Both motions, and a later motion recommending approval of the CDD 21 concept plan with condition changes described in the staff memo dated March 4, passed 7–0. Staff will forward the record and recommended language to City Council, noting the commission’s direction that staff and relevant applicants continue refining wording on limited items between now and the council hearing.
